{
  "schema": "https://financeratecalc.com/denial-genome-project.html",
  "published": "2026-05-28",
  "citation": "FinanceRateCalc Research. (2026). FRC Mortgage Denial Taxonomy. financeratecalc.com/decision-taxonomy.json. CC BY 4.0.",
  "license": "CC BY 4.0",
  "version": "1.0",
  "total_types": 47,
  "categories": {
    "agency_rule": {
      "description": "Denial caused by federal minimum standards (FHA, VA, Fannie Mae). Borrower must address underlying issue.",
      "examples": [
        "credit_score_below_580_fha",
        "dti_above_57_fha",
        "property_not_eligible",
        "bankruptcy_seasoning"
      ],
      "action": "Address underlying issue before reapplying. Timeline varies by issue type."
    },
    "lender_overlay": {
      "description": "Denial caused by lender-specific rules stricter than agency minimums. Same borrower may be approved elsewhere today.",
      "examples": [
        "credit_floor_620_640_gap",
        "dti_43_50_gap",
        "ssdi_income_rejection",
        "reserve_requirement_overlay",
        "employment_history_overlay"
      ],
      "action": "Apply at lender category without this overlay. No wait required."
    },
    "documentation": {
      "description": "Denial caused by insufficient or unacceptable documentation of otherwise qualifying profile.",
      "examples": [
        "income_unverifiable",
        "1099_history_insufficient",
        "asset_documentation_gap"
      ],
      "action": "Gather required documentation. Timeline: 30-90 days typically."
    },
    "property": {
      "description": "Denial caused by property type, condition, or valuation issues.",
      "examples": [
        "appraisal_gap",
        "non_warrantable_condo",
        "property_condition",
        "rural_restriction"
      ],
      "action": "Renegotiate price, different property, or portfolio lender for property type."
    }
  },
  "ecoa_codes": {
    "01": "Income insufficient \u2192 often DTI overlay (compare to FHA 57%)",
    "02": "Insufficient credit file \u2192 agency rule, thin file needs building",
    "03": "Unable to verify credit \u2192 may be overlay, manual UW often available",
    "08": "Length of employment \u2192 often overlay (agency requires total 2yr, not at current job)",
    "10": "Temporary employment \u2192 often overlay for SSDI/1099 which agencies accept",
    "14": "Credit score below minimum \u2192 most often overlay (FHA: 580, Conv: 620)",
    "18": "Excessive obligations \u2192 most common, often overlay vs FHA 57% max",
    "22": "Derogatory public record \u2192 agency rule, timing matters"
  },
  "overlay_detection_rule": "IF borrower_value >= agency_minimum AND borrower_value < lender_threshold THEN classification = LENDER_OVERLAY ELSE IF borrower_value < agency_minimum THEN classification = AGENCY_RULE"
}